Converting image fields to varchar(max)

[Zohar]

Hi all,  
We have some fields that are historically of the image type and contain text (converted from the Memo type in Magic).  
Unfortunately, we can't convert them to varchar(max) in the database, but sometimes we need to write SQL queries to display its text.  
Usually, we use this code to do it:  

It works great when the client's database is collated in Hebrew_CI_AS, but returns gibberish when the collation is Hebrew_100_CI_AI.  

Has anyone encountered this issue in the past and found a solution?

[Zohar]

I noticed that my original post did not include the code I'm using, see here:

SUBSTRING(CAST(CAST(image_text AS VARBINARY(MAX)) AS VARCHAR(MAX)), 3, 65000)